Lee’s Summit Chimney Inspection Before Buying a Home

You’ve found the perfect house in Lee’s Summit. Great yard, updated kitchen, nice neighborhood. But when’s the last time you thought about what’s happening inside that chimney?

Here’s what most homebuyers don’t realize: a chimney inspection isn’t just some box to check off before closing. It’s your chance to discover whether you’re inheriting a cozy fireplace or a $10,000 problem that the sellers conveniently forgot to mention.

Why Lee’s Summit Chimneys Need Extra Attention

Our Kansas City weather is brutal on chimneys. We’re talking freeze-thaw cycles all winter long, humid summers that never seem to end, and temperature swings that can hit 40 degrees in a single day. That brick and mortar? It’s constantly expanding and contracting.

A lot of Lee’s Summit homes were built in the 70s, 80s, and 90s when chimney construction standards were, let’s just say, different. I’ve seen chimneys that looked fine from the curb but had zero flue liner inside. That’s not just a code violation—it’s a fire hazard.

The thing is, you can’t see most chimney problems from ground level. Water damage happens from the inside out. Creosote buildup is invisible until you stick a camera down there. And that slight lean you might notice? Could be nothing, or it could mean the foundation is failing.

What a Real Inspection Actually Covers

A proper chimney inspection isn’t someone poking their head in the fireplace and saying “looks good.” There are actually three levels of inspection, and for a home purchase, you’re looking at a Level 2 minimum.

Level 1 is basic. It works if nothing about the home or chimney use is changing, which obviously doesn’t apply when you’re buying. Level 2 includes video scanning of the internal flue, checking all accessible portions of the chimney interior and exterior, and inspecting attics, crawl spaces, and basements where the chimney passes through. This is what you want before buying.

The inspector will check the chimney crown—that concrete top that keeps water out. In Lee’s Summit, I’d say about 60% of homes over 20 years old have crown damage. Our winters are relentless, and once water gets in, it freezes and expands. Then you’ve got cracks that turn into bigger cracks.

They’ll also examine the flashing where the chimney meets the roof. This is probably the most common leak point we see. Roofers sometimes don’t understand chimney flashing, and chimney guys sometimes skip steps. When it’s done wrong, you won’t know until water stains start showing up on your ceiling.

The Stuff Sellers Hope You Won’t Find

Look, here’s the thing about home sellers: they’re not all trying to hide problems, but they’re also not volunteering information about that chimney fire from three years ago or the water stains they painted over in the attic.

Creosote buildup is invisible from the firebox, but it’s one of the biggest issues we find during pre-purchase inspections. If the previous owners burned a lot of wood and never had the chimney swept, you could be looking at Stage 3 creosote—the glazed, hardened stuff that’s incredibly difficult to remove and highly flammable. A professional sweep before you move in isn’t just recommended; it’s essential.

Damaged flue liners are another common discovery. The clay tiles inside the chimney can crack from heat stress, settling, or that chimney fire nobody mentioned. Sometimes the home doesn’t even have a liner, which was technically okay when it was built in 1975 but isn’t safe by today’s standards. Installing a stainless steel liner typically runs $3,000 to $5,000, depending on the height and accessibility.

We’ve also found animals. Lots of animals. Raccoons love chimneys. So do chimney swifts, squirrels, and occasionally bats. If the chimney cap is missing or damaged, you might be buying a wildlife sanctuary.

Negotiating Repairs After the Inspection

Once you’ve got the inspection report, you’ve got leverage. Don’t let anyone tell you chimney repairs are “minor” or “cosmetic.” Foundation issues, water damage, and missing liners are legitimate safety concerns.

You’ve basically got three options. Ask the seller to fix everything before closing. Get a credit at closing and handle repairs yourself. Or adjust the purchase price to account for the work needed.

Personally? I’d take the credit or price reduction and hire your own contractor. When sellers scramble to fix things before closing, they usually go with the cheapest option. You want quality work, not a patch job that’ll fail in two years.

Keep in mind that some repairs are urgent and others can wait. A cracked crown or damaged flashing needs immediate attention—especially heading into our wet spring season. Tuckpointing can usually wait a year if the damage isn’t severe. A missing liner shouldn’t wait at all if you’re planning to use the fireplace.

Timing Your Inspection

Schedule the chimney inspection during your general home inspection period, but don’t assume your home inspector will catch chimney issues. Most home inspectors aren’t certified chimney sweeps and won’t have the specialized cameras and tools needed for a thorough evaluation.

In Lee’s Summit’s competitive market, you might feel pressure to waive inspections or limit your inspection period. Don’t skip the chimney inspection to save time. We can usually schedule within 48 hours and complete the inspection in about an hour.

If you’re buying in winter when the sellers have been using the fireplace, that’s actually helpful. We can see how the system performs under real conditions. Summer inspections work fine too, but we won’t catch issues that only show up when the chimney’s hot.

What It’ll Cost You

A Level 2 inspection in the Lee’s Summit area typically runs $200 to $400, depending on the chimney’s height and how many flues it has. Some homes have two or even three separate flues in one chimney structure—one for the fireplace, one for the furnace, one for a wood stove.

That few hundred dollars could save you thousands. I’ve seen buyers discover $15,000 worth of chimney repairs during inspection. In one case, the entire chimney needed to be rebuilt from the roofline up. The sellers had no idea, and the buyers would’ve been stuck with that bill.

Getting It Done in Lee’s Summit

If you’re buying a home in Lee’s Summit or anywhere in the Kansas City metro, get that chimney inspected before you sign on the dotted line. It’s one of those things that seems optional until it’s not.

We’ve been inspecting and repairing chimneys in this area long enough to know what problems are common in Lee’s Summit homes, which builders cut corners, and which issues are urgent versus cosmetic. Give us a call before you close on that house, and we’ll make sure you know exactly what you’re getting into. No surprises, no disasters—just a safe, functional chimney that’ll actually work when you need it.